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If you were planning to look at a new build home, STOP and DO NOT go any further without
having a strong plan in place before hand.  

Buying a new build, is one of the most dangerous areas in the home buying process. Time and time again they will try to lie through their teeth to sell you product.  In the end they are a business and their goals and measured success is to make the shareholders as much money as possible. Quite frankly, they don’t care about the quality of the build nor do they don’t care about you, your family and how much you’re paying for it as long as it’s going to make the money.


Never go to a new build without your agent to advocate and ensure you are able to secure all of your incentives.  Similar to car salesman, they already have a pre-established amount of money they are approved to give away. They will make it look like they’re giving you all these things but you might not be getting all of that from what they’re allowed to give you and they’re not going to tell you because their objective again is to make as much fun as possible, so by giving you less incentives reserves more money from profits for them.  


Builders might tell you you can’t have your own. That’s a lie you can.    


They will also try to tell you you can’t use your own lender.  That is also a lie you can.  

We have a plan in place to maximize your benefits from builders' incentives without compromising representation and service.


Here's how you can secure those perks while maintaining your financial independence and representation.


Step 1: Let us know! 

Pre-Approval Power: Gain pre-approval from your own lender. This showcases your financial readiness to the builder, making you a more attractive buyer. 


Know Your Incentives: Dive deep into the builder's incentive offerings. Whether it's discounts, upgrades, or closing cost assistance, understanding what's on the table is the first step.


Build Bridges: Forge a positive relationship with the builder's sales team. A good rapport can pave the way for smoother negotiations.

Highlight Independence: Emphasize your ability to secure financing without the builder's lender. This demonstrates your reliability as a buyer.


Leverage Loyalty: If you've shown genuine interest in the builder's properties, use that loyalty as leverage during negotiations.

Negotiate Strategically: Break negotiations into smaller parts, focusing initially on incentives unrelated to financing.


Get Creative: Propose alternative solutions if the builder is hesitant to offer incentives without using their lender. Think outside the box to find mutually beneficial arrangements.

Silence Speaks Volumes: Don't underestimate the power of silence during negotiations. Allow space for the builder to respond, which can lead to concessions.


Stay Firm, Yet Flexible: Hold firm on your negotiating points, but be open to compromise. Flexibility can help find common ground.


Be Ready to Walk Away: Know your limits and be prepared to walk away if negotiations aren't fruitful. Sometimes, this can lead to a change of heart from the builder.

Document Everything: Once agreements are reached, ensure all terms are clearly documented. This protects both parties and avoids misunderstandings down the road.


When buying a new build home, there are several key factors to keep in mind to ensure you're making a wise investment. Start by researching and reading reviews of homes built by the builders you're considering. This can give you insights into their track record and the quality of their workmanship.


When you visit model homes or finished properties, pay attention to the details they might not highlight. Request to see homes in various stages of construction, particularly those where interior walls haven't been installed yet. This allows you to gauge the quality of materials being used, which is crucial for long-term satisfaction with your new home. Before discussing specifics with the builder, familiarize yourself with any incentives they're offering.


Beyond the initial offerings, inquire about additional incentives that might be available. Knowing these upfront empowers you to negotiate effectively later on.


When discussing contractors with the builder, ask about the companies they hire and how they select them. Understanding their hiring process can give you confidence in the craftsmanship of your future home.


Approach negotiations with confidence and assertiveness. Remember, you have the right to representation and should advocate for your best interests. Builders may try to pressure you, but stand firm in your requirements.


Consider getting creative with your offer to benefit your bottom line. For example, negotiating a lower purchase price with a contribution towards closing costs can be advantageous. Be wary of builder incentives that require you to use their upgrades and products. These may come with inflated costs compared to market averages.

Think of it like buying a car, where dealership prices for simple items can be significantly higher than elsewhere.


Ideally, you'll have the opportunity to monitor the construction process from start to finish. This level of involvement can ensure that proper procedures are followed, such as allowing the foundation to settle before further construction. Contractors are more likely to prioritize quality when they know they're being observed.


Having a home inspection on a new build home may seem unnecessary. DO NOT skip this!! There will inevitably be numerous things you will find and it will need to be fixed BEFORE closing. ALL FIXES MUST BE COMPLETED PRIOR TO CLOSING. If negotiated to happen after closing, you can bet they will not prioritize its completion if it’s ever taken care of at all. In summary, thorough research, assertive negotiation, and active involvement in the construction process are essential when buying a new build home to ensure you get the quality and value you deserve.

With these strategies, you can confidently negotiate for builder incentives without being bound to their lender and having your own agent to represent you.

Happy house hunting!

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